Mine includes roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, etc.

We've been saving to purchase our second rental but thanks to covid and the hot market we haven't moved forward. 

@Brendan Bracken I was looking at apartments for law students (I’m a realtor) towards the beginning of the pandemic and inventory was incredibly low!

Would it be wise to invest now, while my market (Providence, RI) is super hot or wait for a potential crash?

The rental market is crazy hot.

A couple notes about expenses:1. heat and hot water are included in HOA fees and would just have tenant pay for electric.2. 5% each for vacancy, repairs and cap ex because it's a small condo and not much to repair and everything outside is part of the HOA.Any feedback would be helpful.

I want to cash flow and sell "entire property" to a tenant-buyer/investor type OR since I am really not sure, take some incredible advice from the group!

The market is crazy hot even though unemployment is still higher than any point in history since the Great Depression.

The general MLS market is too hot and everything is getting picked up within a few days with multiple offers.  

Forgive me for trying to learn.The flip and rental purchase have already been completed, and they’re incredible deals regardless of how I’m taxed on them.